The project is Crystal Terraces in Qualicum Beach. As of the end of October 2008 the project is approximately 70% sold. A building permit was issued in September 2008, and construction is getting underway for estimated completion in the fall of 2009.  

The unit iteslf will offer sweeping ocean and Coastal Mountain views.  It is spacious, with nearly 1,200 square feet of living area plus a huge, private wraparound terrace. Luxury features include floor to ceiling windows, hardwood floors, inflator radiant heat, Eggersmann kitchens, Miele or Bosch appliances and waterfall showers with Kohler fixtures. 

It’s interesting for a number of reasons.

Image Credit 200 Douglas Street Development Variance Permit Application

First, it appears that initial thoughts for this property by its current owner were to develop a building in excess of ten floors. I suspect (without knowing) that the developer informally ran the proposal up the flag pole over at Victoria City Hall, and decided to pursue a path of lesser resistance - and fewer floors.

Second, this project was registered last year (September 2007) under the LEED program, which signals the intention of the developer to incorporate green building design and construction practices to qualify for some level of LEED certification. While virtually all new residential projects in Victoria talk the talk about green measures, very few actually register under the LEED program. Of course the big exception is Dockside Green which in Victoria continues to provide leadership in the area, and to date is the only example of the highest local level of LEED recognition - Platinum. So, it’s good to see an intent, at least, for this project to pursue LEED certification at some level.

Third, if the project goes ahead, it will require the demolition of the Emily Carr Apartments, which provide 24 rental units. Their destruction is problematic in a City with a very serious shortage of affordable housing units. And that leads to the next point - which is that nothing much seems to be happening at the moment.

The Committee of the Whole considered this application in June, 2008. Only three relatively minor variances are required, and the Committee didn’t seem to have much difficulty with any of them. But they were concerned about the loss of rental accommodation. A Housing Agreement, the effect of which would be to guarantee these condo units could remain rentable (as was done in the case of The Hudson), was discussed, along with the concept of affordable housing units for the main floor of the building.

In the end, a motion passed to postpone further consideration of the matter “…pending further discussions regarding amenity units and [the totally separate subject of ] the re-use of the materials from the deconstruction of the apartment building”.

The proposal was for a total of 16 dwelling spaces, grouped in four buildings. Two buildings would face Richardson, and each of the other two would face a central courtyard behind the street-side structures. All units will be 2 floors plus a basement, and have 2 bedrooms and underground parking.

Image Credit Richardson Rezoning Application

One complicating factor for the application was that one of the lots was the site of a beautiful home designed by noted architect Samuel McClure. If you peer very intently into the photo to the right, you may just be able to pick out part of the old structure. It’s been in use as a boarding house, but as you can see, it’s pretty well overgrown and it hasn’t been property maintained by a previous owner or owners for some time. Given its large size and poor condition, moving it to another site was simply not an option.

To allow the development to proceed would result in the loss of this McClure designed building. The home perhaps ought to have been designated ‘heritage’, but it had been overlooked. Had there been one, then the result of this application may have been different, but in the circumstances, it wouldn’t have been fair to subject the developer to the heritage designation process, or to make it bear the costs of reconstruction - particularly since it was previous owners, not the developer, who had neglected to maintain the building.

The developer’s proposal had been placed before the Fairfield Community Association three times, and Council minutes reflect that it was favorably received each time. Reasonably priced family housing is in short supply in this area.

All in all, Victoria Council concluded the zoning approval should be approved. Approval of the Development Permit will follow in due course, pending registration in Land Titles of a covenant covering certain terms to which the development will be subject.

Image Credit Cook Street Village in Fairfield

They didn’t plan it that way three years ago when they contracted to purchase their unit in the then yet-to-be-built Castana. It’s still ’yet-to-be-built’, but it’s getting closer. If you are familiar with the location you can understand their perseverance.

The corner of Cook and Sutlej Streets is in the heart of Fairfield’s Cook Street Village, one of Victoria’s favorite places noted for its sense of community and livability. For years the corner was both eclectic and vibrant, home to a much loved community grocery store, some affordable housing apartments, and a couple of private residences.

That was before the bulldozers arrived. Before long, the corner stood empty, ready for the then recently approved development to proceed. Sales signs went up for the residential component of the development, and presales began.

Image Credit Cook Street Village in Fairfield

The Development Permit that was approved in 2004 followed extensive public consultation and debate that began in 2002. As approved, it covered two distinct development areas. One was for a mixed use building directly on the corner, with a main floor of retail space topped off by 23 apartments on the second and third floors. The other was for a residential strata development immediately to the west on Sutlej, with a variety of townhouse and condo apartments, 22 units in all.

But the site remained empty as days turned to week, weeks to months, and months to years - two of them. An application to renew the Development Permit, with a few minor changes, was approved by Victoria City Council in the fall of 2006.

2007 arrived but still - no construction. Instead, the development, complete with Permits and presales, was offered for sale.

Finally, following years of uncertainty for anxious buyers, construction began. As you can see from the accompanying photos, no one will be moving in in 2008.

But those who bought a unit at the Castana in 2005 and had the patience to ride it out during this period of uncertainty and delay will be rewarded when they ultimately get their keys. It’s all about location!

Image Credit Cook Street Village in Fairfield

Not only is Cook Street Village itself a quiet, people friendly place to live, it’s situated just a hop, skip and jump from much of Victoria’s best. Within a radius of 1.25 km (less than a mile) is Victoria’s Inner Harbour to the northwest, the Dallas Road waterfront to the south, Beacon Hill Park between, and other points of interest too numerous to list. And for those who work downtown, a nice walk to the office is a great way to start the day.

We’ll keep an eye on this development as it progresses.

The decision to add any real estate to the heritage list is usually a ‘hot potato’ issue. Once the real estate is added to the list, it means a property owner’s application for any kind of permit - such as a demolition permit or a permit to make changes - involves the added step of referral to an advisory committee for ’advice’. The owner is free to follow the advice, or not. Free, that is, unless or until the property has acquired ‘designated’ heritage status.

Once a property is ‘designated’ heritage, any work or change requiring a permit is subject to approval by Victoria City Council. Conditional approvals can involve costly steps to maintain and preserve the heritage aspects of the property, or have other significant business consequences for the owner. It’s easy to see why property values can be affected.

Designation is a significant step, involving public hearings and extensive negotiations with property owners. Two things can help to mitigate adverse consequences to the property owner. First, there is a mechanism in place by which property owners may be compensated for any reduction in property value as a result of designation. Second, designation of a property opens the door to apply for grants to assist with the costs of restoration or repair.

The building is six floors of concrete, with classical architecture. The development has preserved a very old, heritage-designated brick and stone wall around its south, east and north sides. The wall, with wrought iron gates add to the character of the place. Landscaping is underway, and promises to provide an English style garden to add further to the Chelsea’s character and asthetics.

On the inside, ‘high end’ features seem to be standard everywhere. They include such things as over height ceilings, oak hardwood flooring in living areas, electric fireplaces with quartz surrounds, oak shaker cabinetry with quartz countertops, KitchenAid and Whirlpool appliances, soaker tubs with full-height
porcelain tile surround, and walk-in showers with all frameless glass shower doors. This list is by no means complete.

Owner amenities include a Private Residents Club next to the garden terrace, a fitness studio, a full time resident caretaker.

There are only 66 units in the Chelsea. As of July 10, 2008, about 17 or 18 remained unsold. Four of the unsold units are generously proportioned penthouses varying in size from about 1450 to 1850 square feet. Penthouse or not, all remaining units have 2 bedrooms and a den, beginning at about 1,07 square feet. All units have terraces (garden level) or balconies.

For those who have purchased, the wait is nearly over. During the first week of August new owners will begin taking up residence in the Chelsea.

The first tower is dubbed the ‘Bravo’, and is ready for occupancy. The ‘Encore’ is the second, larger phase, and construction is progressing well. Each offers a good variety of one and two bedroom floor plans, the single bedroom units have one bath and some come with a den; the two bedroom units mostly have two bathrooms, and some have a den. They range in size from just under 600 square feet to a bit over 1,300.

Units are nicely finished, with engineered wood flooring, granite in the kitchen, tile in the bathrooms, quality stainless steel appliances, and roller screen window coverings to name a few. Each has a patio or terrace, and secure underground parking.

Amenities include several security features, resident caretaker, fitness centre, a meeting room with kitchen, a hobby room, and a grand lobby entrance complete with water feature.

If you want to be within easy walking distance of everything offered by in downtown Victoria, the Inner Harbour, and Beacon Hill Park, the Aria’s location may be the best amenity of all.

Homes here are designed to give the appearance of detached town homes, but they are not strata titled, they are individual titles. It is a Built Green new housing development, and incorporates many green and sustainable practices into each home, as well as during the construction process itself.

The floor plans seem well laid out, with three bedrooms up, and an open concept kitchen, dining room and living room on the main.

If bedroom separation is a concern, you may be a little disappointed because the master bedroom in all floor plans shares a common wall with another. But in homes designed for young families, this should seldom be a concern, and for three bedroom homes in the range of 1460 to 1480 square feet, it‘s difficult to see how the plan could be otherwise.

Some plans have two full baths on the main, and those that do also have a powder room on the main floor - a very nice convenience. For the plans with one bathroom on the bedroom floor, a second bathroom is provided on the main, along with a generously sized recreation room.

Exteriors and interiors alike are nicely finished. Exteriors feature cultured stone and HardiPlank siding, energy efficient double glazed vinyl windows, exposed aggregate patios with cedar privacy hedges, and exposed aggregate driveways in front of the single car garage. Inside, look for premium laminate wood floors throughout the main, ceramic tile in bathrooms and laundry room, an electric fireplace, crown moldings, energy efficient appliances, and other nice features. The model home I viewed looked very nice.

The model home is complete, available for viewing, and construction on others is underway. Prices are currently advertised between about $420,000 to $440,000, including GST.

And the District of Saanich was very pleased the developer gifted the bottom area of the site through which Colquitz Creek passes - it will be dedicated park in the future.

Wilkinson Road is a busy street, but good landscape screening is planned on that side for the two units that actually back onto the street. The eleven living units will be clustered around the site in groups of two, three and four, in four buildings. Construction takes advantage of the gradually sloping terrain, with the higher, three-story units being placed back from Wilkinson Road.

Seven of the dwellings have three floors, and so this is another development which could be problematic for anyone having difficulty with stairs. If that isn’t a concern, these floor plans offer nice variety. A very nice feature of the four units at the rear of the site is the ‘flex’ room with connecting bathroom on the bottom level.

Speaking of bathrooms, they are amply provided for - most units have 2 1/2 bathes, and a few have 3 1/2. And all units will have a spacious private patio.

Entry is via a common laneway from Wilkinson Road. The lane opens up into extra parking beyond the first building on the left and right side of the entry.

Construction is well underway. These properties are on the market, most in the $450,000 to $500,000 range.

The location - at the north east corner of the intersection of Cordova Bay Road and Blenkensop Road, in Saanich. Wrapped around the perimeter of the development is a ‘no-build’ corridor that will remain in its original, natural state. This corridor will also provide a natural buffer from the bordering roadways.

Each lot in this development of 17 homes is large, between 10,000 and 20,000 square feet. The natural terrain and forest has been disturbed as little as possible, with the result that each home blends naturally into the forest, with private sight lines.

Landscaping is low maintenance, using plants indigenous to the locale to ensure the character of the development site remains intact. Building exteriors of stone, stained cedar and heavy dash stucco complement the surroundings.

Construction aims to exceed ‘Built Green’ gold standards for energy efficiency and environmental responsibility. Energy features include a high efficiency heat pump for heating and air conditioning, ‘on demand’ hot water, and low-E glass.

Each home will be unique, and buyers will have lots of decor and additional luxury options to choose from. Construction is underway, and the first show home is open for viewing. If you are in the market for a home of distinction, you really need to view the display home - neither words nor photos do the home, or the site, justice.

Prices for these luxury homes begin at $1,000,000.